My wife and I are only a couple days away from an exchange on a property in Conwy and my parents have sent the exchange deposit to my solicitor. I am now advised that as the deposit has not come from me my property lawyer needs to make a notification to my lender. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

Your property lawyer is legally required to check with mortgage company to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

When it comes to lenders such as RBS, do Conwy property lawyers have to pay a yearly amount to be on the conveyancing panel?

We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

My wife and I have arranged a further advance on our mortgage from Barclays as we wish to carry out renovations to our home in Conwy. Do we need to appoint a nearby Conwy solicitor on the Barclays conveyancing panel to deal with the paperwork?

Barclays don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.

I currently have a mortgage with Aldermore for my property in Conwy. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

Aldermore must be informed of your intention before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel firm.

I am buying a new build apartment in Conwy. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Conwy

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Planning to exchange soon on a studio apartment in Conwy. Conveyancing lawyers have said that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Conwy should include some of the following:

Who has the liability to repair and maintain the main walls and foundations. It is essential that you know which party is duty bound to repair and maintenance of all parts of the block and estate Do you need to have carpet in the flat or are you allowed wood flooring? Defining your rights in respect of the communal areas in the building.By way of example, does the lease grant a right of way over a path or hallways? Alterations to the premises What the implications are if you have violated the provisions of the lease?

Leasehold Conveyancing in Conwy - A selection of Queries Prior to buying

How many years are left on the lease? What is the maintenance charge and ground rent on the property? In the main the outlay for major works tend not to be included within service charges, albeit that there some managing agents in Conwy require leaseholders to contribute towards a sinking fund created for the specific intention of building a fund for larger works.

I need to review quotes for conveyancing in Conwy from various property lawyer and decide on one. Should I get them to sit tight until I I have my bid accepted on a apartment.

You should wait to get your solicitor to open a file and submit searches after the sales memorandum has been sent by the selling agent especially as Conwy conveyancing searches are not cheap.